Mixed-use development is—in a broad sense—any urban, suburban, rural or village development, or even a single building, that blends a combination of residential, commercial, cultural, institutional, or industrial uses, where those functions are physically and functionally integrated. The term may also be used more specifically to refer to a mixed-use real estate development project—a building, complex of buildings, or district of a town or city that is developed for mixed-use by a private developer, (quasi-) governmental agency, or a combination thereof.

greater housing variety and density reduced distances between housing,

workplaces, retail businesses, and other destinations

more compact development – urban infill stronger neighborhood character pedestrian and bicycle-friendly environments

• CURRENT ZONING • What Are the Allowed Uses? Are We Legal, Legal Non-

Conforming or Illegal? • Lot Size & Setback Requirements

• What Happens if Taking Reduces Below Minimum? • Is a Variance Required?

• Landscape Requirements • Contributory Value or Cost to Cure

• Parking Requirements • Very Common Form of Damage

• FUTURE LAND USE • Can We Consider in the Condemnation Process?

• COMPREHENSIVE PLANS – KRS 100.183 • FUTURE LAND USE MAPS • PRELIMINARY DEVELOPMENT PLANS • RECORDED SUBDIVISION PLATS

LEGAL – DEED RESTRICTIONS/COVENANTS, ETC. CONDEMNATION CLAUSES Do We Consider Them in the Valuation Process?

PHYSICAL CHARACTERISTICS Lot Size & Shape Access (Reasonable or Not?) Topography & Flood Plain Building Improvements Site Improvements (SLI)

ECONOMIC FEASIBILITY Market Supply & Demand – Timing Availability of Financing

MAXIMALLY PRODUCTIVE HIGHEST AND BEST USE

SPLIT ZONING ON SAME PROPERTY More Often Than Not Requires Use of Multiple Sets

of Comparable Sales Different highest and best use Different types of improvements Different income characteristics Parking requirements Different uses require different amounts of parking. Cross parking considerations – Can You Use Other Parts of

Property Which Are Zoned Different for Parking? Off-site parking considerations – can we consider this in

condemnation? Effects of Lost Parking on Improvement Functional Utility

MIXED USE ZONING Contemporary Form of Zoning Often Will Have Specific Requirements for Residential and

Commercial Components Best to Use Similar Zoned Land For Comp Purposes

LEGAL NON-CONFORMING USE What Happens if Taking Results in the Loss of Legal Non-

Conforming Status?

CONDITIONAL USE PERMITS What Happens if Taking Alters the Permitted Conditional Use?

HOW DOES RWUMS HANDLE MIXED-USE/ZONED PROPERTY?

STEP 1 - ADD MULTIPLE LAND CLASSIFICATIONS TO DESCRIPTION ON

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ADDING A LAND CLASSIFICATION ADJUSTMENT GRID

SUBJECTCropland 6Pasture 42.66Woodland 5Total 53.66

PROOF OF LAND MIX ADJUSTMENTSALE NO.9

Subject SalesLand Class Acre Area X Contribution Total

Cropland 6 X $ 1,898 $ 11,388Pasture 42.66 X $ 1,609 $ 68,642Woodland/Creek 5 X $ 565 $ 2,825

Total Land: $ 82,855Woodland Value From Sale 10

SUBJECT'S INDICATED LAND VALUE ADJUSTED FOR MIX: $ 82,855 PER ACRE: $ 1,544

LESS: SALES UNADJUSTED LAND VALUE PER ACRE: -$ 1,721INDICATED ADJUSTMENT FOR LAND MIX: -$ 176

SALE NO.10Subject Sales

Land Class Acre Area X Contribution Total

Cropland 6 X $ 1,927 $ 11,563Pasture 42.66 X $ 1,609 $ 68,640Woodland/Creek 5 X $ 565 $ 2,826

Total Land: $ 83,028Pasture Value From Sale 9

SUBJECT'S INDICATED LAND VALUE ADJUSTED FOR MIX: $ 83,028 PER ACRE: $ 1,547

LESS: SALES UNADJUSTED LAND VALUE PER ACRE: -$ 1,894INDICATED ADJUSTMENT FOR LAND MIX: -$ 346